SEC. 734. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Judah Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the properties fronting both sides of Judah Street from 29th through 33rd
Avenues. The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers
from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions.
The Judah Street Neighborhood Commercial District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses
that support the District’s vitality. The building standards allow small- to mid-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new
development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the
equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. These controls are designed to encourage the street’s
active retail frontage, and local fabrication and production of goods.
Housing development in new buildings is encouraged above the ground story. Accessory Dwelling Units are permitted.
Table 734. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
Judah Street NCD
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.
§§ 102, 105, 106,
250–252, 260 ,
263.19, 261.1, 270,
270.3 , 271. See also
Height and Bulk
District Maps
Varies. See Height and Bulk Map Sheet
HT05 for more information. Height
sculpting required on Alleys per § 261.1.
5 Foot Height Bonus for Active
Ground Floor Uses
§ 263.20
P
Rear Yard
§§ 130, 134, 134(a)
(e), 136
Required at the Second Story and at each
succeeding level or Story of the building,
and at the First Story if it contains a
Dwelling Unit: 25% of lot depth, but in no
case less than 15 feet
Front Setback and Side Yard
§§ 130, 131, 132,
Generally not required; however, if the
existing sidewalk does not meet the
recommended width required by the Better
Streets Plan, a front setback shall be
provided so that, when combined with the
existing sidewalk, the total distance from
the curb to the building frontage meets or
exceeds the required recommended width
under the Better Streets Plan. This setback
is required only up to 15 feet above street
grade. See § 132(e).
Street Frontage and Public Realm
Streetscape and Pedestrian
Improvements
§ 138.1
Required
Street Frontage Requirements
§ 145.1
Required; controls apply to above-grade
parking setbacks, parking and loading
entrances, active uses, ground floor ceiling
height, street-facing ground-level spaces,
transparency and fenestration, and gates,
railings, and grillwork. Exceptions
permitted for historic buildings.
Ground Floor Commercial
§ 145.4
Not Required
Vehicular Access Restrictions
§ 155(r)
See Section 155(r)
Miscellaneous
Planned Unit Development
§ 304
C
Awning, Canopy or Marquee
§ 136.1
P
Signs
§§ 262, 602- 604,
607, 607.1, 608, 609
As permitted by § 607.1
General Advertising Signs
§§ 262, 602, 604,
608, 609, 610, 611
NP
Design Guidelines and Standards
General Plan
Commerce and
Industry Element
Subject to the Urban Design Guidelines,
Citywide Design Standards, and any other
applicable design guidelines that have been
approved by the Planning Commission.
Housing Choice-SF
§ 206.10
Form-based density, additional height, and
other zoning modifications for eligible
projects in the R-4 Height and Bulk District.
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling
Unit]
§§ 135, 136
100 square feet if private, or 133 square feet
if common, or the amount of open space
required in the nearest Residential District,
whichever is less.
Off-Street Parking Requirements
§§ 151.1 , 161, 166
No car parking space required. Maximum
permitted per § 151.1 . Bike parking
required per § 155.2. If car parking is
provided, car share spaces are required
when a project has 50 units or more per §
166.
Dwelling Unit Mix
§ 207.7
Generally required for creation of 10 or
more Dwelling Units. No less than 25% of
the total number of proposed Dwelling
Units shall contain at least two Bedrooms,
and no less than 10% of the total number of
proposed Dwelling Units shall contain at
least three Bedrooms.
Use Characteristics
Intermediate Length Occupancy
§§ 102; 202.10
P(6)
Single Room Occupancy
§ 102
P
Student Housing
§ 102
P
Residential Uses
Controls By Story
1st
2nd
3rd+
Residential Uses
§ 102
P
P
P
Accessory Dwelling Unit
§§102, 207.1, 207.2
P per Planning Code Sections 207.1 and
207.2.
Dwelling Unit Density, General
§§ 102, 207
Form-Based Density.
Minimum Dwelling Unit Densities,
if Applicable
§ 207.9
Varies depending on project location, but
generally ranges between 50 and 100
dwelling units per acre.
Maximum Dwelling Unit Size
§§ 207.10, 317
P up to 4,000 square feet of Gross Floor
Area or an equivalent Floor Area Ratio for
any individual Dwelling Unit of 1.2:1. C for
Dwelling Units that exceed the greater of
those thresholds.
Group Housing Density
§ 208
Form-Based Density.
Homeless Shelters
§§ 102, 208
Density limits regulated by the
Administrative Code
Senior Housing Density
§§ 102, 202.2(f),
Form-Based Density.
Loss of Dwelling Units:
Conversion, Demolition, or Merger
of Dwelling Units, including
Residential Flats
§ 317
C
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 102, 123, 124 ,
207.9
2.5 to 1 2 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§§ 102, 121.2
P up to 4,000 square feet; C 4,001 square
feet and above
Off-Street Parking Requirements
§§ 150, 151.1 , 161
No car parking required. Maximum
permitted per § 151.1 . Bike parking
required per Section 155.2. Car share
spaces required when a project has 25 or
more parking spaces per § 166.
Off-Street Freight Loading
§§ 150, 153 - 155,
161, 204.5
None required if gross floor area is less
than 10,000 square feet. Exceptions
permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility
§ 102
NP
Formula Retail
§§ 102, 303.1
C(3)(4)
Hours of Operation
§ 102
P 6 a.m. - 2 a.m.; C 2 a.m.- 6 a.m.
Maritime Use
§ 102
NP
Open Air Sales
§§ 102, 703(b)
See § 703(b)
Outdoor Activity Area
§§ 102, 145.2, 202.2
P if located in front or it complies with
Section 202.2(a)(7); C if located elsewhere.
Walk-up Facility
§ 102
P
Controls by Story
1st
2nd
3rd+
Uses in Historic Buildings
Historic Buildings
§ 202.11
In Historic Buildings, Uses listed below as
NP are C and Uses listed below as C are P,
except Cannabis Retail, Hotel, and certain
Industrial Uses, as specified in § 202.11.
Agricultural Use Category
Agriculture, Industrial
§§ 102, 202.2(c)
NP
NP
NP
Agriculture, Large Scale Urban
§§ 102, 202.2(c)
C
C
C
Agriculture, Neighborhood
§§ 102, 202.2(c)
P
P
P
Automotive Use Category
Automotive Uses*
§§ 102, 202.2(b)
NP
NP
NP
Automotive Repair
§ 102
C
NP
NP
Automotive Service Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
Electric Vehicle Charging Location
§§ 102 , 202.2(b),
202.13
C(8)1
C(8)
C(8)
Fleet Charging
§ 102
C
C
C
Gas Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
Parking Garage, Private
§ 102
C
C
C
Parking Garage, Public
§ 102
C
C
C
Parking Lot, Private
§§ 102, 142, 156
C
C
C
Parking Lot, Public
§§ 102, 142, 156
C
C
C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and
Recreation Uses*
§ 102
NP
NP
NP
Arts Activities
§ 102
P
P
P
Entertainment, General
§ 102
P
P
NP
Entertainment, Nighttime
§ 102
P
NP
NP
Movie Theater
§§ 102, 202.4
P
P
P
Open Recreation Area
§ 102
C
C
C
Passive Outdoor Recreation
§ 102
C
C
C
Industrial Use Category
Industrial Uses
§§ 102, 202.2(d)
NP
NP
NP
Institutional Use Category
Institutional Uses*
§ 102
P
C
C
Child Care Facility
§ 102
P
P
P
Community Facility
§ 102
P
P
P
Hospital
§ 102
NP
NP
NP
Job Training
§ 102
P
C
C
Medical Cannabis Dispensary
§§ 102, 202.2(e)
C
C
NP
Public Facilities
§ 102
P
P
P
Residential Care Facility
§ 102
P
P
P
Social Service or Philanthropic
Facility
§ 102
P
P
P
Sales and Service Use Category
Retail Sales and Service Uses*
§§ 102, 202.2(a),
202.3
P
P
NP
Adult Business
§ 102
NP
NP
NP
Adult Sex Venue
§ 102
NP
NP
NP
Animal Hospital
§ 102
P
P
NP
Bar
§§ 102, 202.2(a)
C
NP
NP
Cannabis Retail
§§ 102, 202.2(a)
C
C
NP
Flexible Retail
§§ 102, 202.9
P
NP
NP
Hotel
§ 102
C
C
C
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
C
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(7)
NP(7)
Massage, Foot/Chair
§ 102
C
NP
NP
Mortuary
§ 102
NP
NP
NP
Motel
§§ 102, 202.2(a)
NP
NP
NP
Reproductive Health Clinic
§§ 102, 202.5
P
P
P
Restaurant
§§ 102, 202.2(a)
P(3)
P(3)
NP
Restaurant, Limited
§§ 102, 202.2(a)
P(3)
P(3)
NP
Services, Financial
§ 102
P
C
NP
Services, Fringe Financial
§ 102
P
NP
NP
Services, Limited Financial
§ 102
P
NP
NP
Services, Personal
§ 102
P
C
NP
Services, Retail Professional
§ 102
P
P
P
Storage, Self
§ 102
NP
NP
NP
Tobacco Paraphernalia
Establishment
§ 102
C
NP
NP
Trade Shop
§ 102
P(4)
C(4)
NP
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Professional
§ 102
P
P
NP
Service, Non-Retail Professional
§ 102
C
P
NP
Trade Office
§ 102
P
P
NP
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
C(5)
C(5)
C(5)
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
* Not listed below
(1) [Note deleted.]
(2) [Note deleted.]
(3) Formula Retail NP for Restaurants and Limited Restaurants
(4) Trade Shops are subject to Formula Retail Controls
(5) C if a Macro WTS Facility; P if a Micro WTS Facility.
(6) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(7) P if accessory to a Hotel, Personal Service or Health Service.
(8)1 P where existing use is any Automotive Use.
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 61-09, File No. 090181, App. 4/17/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011;
Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff.
1/25/2014; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 30-
15 , File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff.
9/10/2016; renamed and amended in full by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff.
10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 199-18, File No. 180482, App. 8/10/2018, Eff. 9/10/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App.
11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No.
181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H,
11/3/2020, Eff. 12/18/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No.
220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord.
249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff.
10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 13-26, File No. 251099, App. 2/13/2026, Eff. 3/16/2026; Ord. 37-26, File No. 250886,
App. 3/11/2026, Eff. 4/11/2026)
AMENDMENT HISTORY
Zoning Control Table: 734.69C and 734.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 734.10 and 734.17 amended, 734.69, 734.69A, and 734.69B added; Specific Provisions: 734.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning
Control Table: title amended, 734.69, 734.69A, and 734.69B added [identical additions previously had been made by Ord. 140-11]; Ord. 196-11 , Eff. 11/3/2011. Zoning Control Table: 734.43 and 734.44 amended, former categories 734.42,
734.67, and 734.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: designation of category 734.39 corrected, 734.13, 734.13b, 734.13c, 734.54, and 734.69B amended; Specific Provisions: 734.54 added, 734.68 deleted; Ord. 56-13 ,
Eff. 4/27/2013. Zoning Control Table: former categories 734.37, 734.38, and 734.39 redesignated as 734.36, 734.37, and 734.38 and amended; new category 734.39 added; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 734.26 amended;
Specific Provisions: 734.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 734.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 734.14, 734.15, 734.16, 734.17, and 734.30 amended; Ord. 20-15 , Eff. 3/22/2015.
Section redesignated (formerly Sec. 734.1); Zoning Control Table: 734.54, 734.91, and 734.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 734.36, 734.37, 734.38, and 734.39 deleted, 734.96, 734.97, and
734.98 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 734.91 amended; Specific Provisions: 734.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 734.33A added ; Ord. 166-16 , Eff.
9/10/2016. Zoning Control Table: 734.33A added; Ord. 166-16, Eff. 9/10/2016. Section renamed and amended in full; new Zoning Control Table and notes added; Ord. 129-17, Eff. 7/30/2017. Previous Zoning Control Table and Specific
Provisions deleted; Ord. 130-17, Eff. 7/30/2017. Zoning Control Table amended; Note (1) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 199-18, Eff.
9/10/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (2)
deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 311-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table
amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (6) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (6) amended; Ord.
136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (7) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (7) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning
Control Table amended; Note (8)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 249-23 ,
Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Zoning Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Undesignated introductory material and
Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning Control Table and Notes (3) and (4) amended; Ord. 13-26 , Eff. 3/16/2026. Zoning Control Table amended; Ord.
37-26 , Eff. 4/11/2026.
CODIFICATION NOTES
1. Note “(8)” is referenced as “(7)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(7)” previously had been added to this section by Ord. 233-21.
2. So in Ord. 245-25.